What Empty Nesters Should Do Before Selling Their Home
If you’ve been in your home for a while, chances are good you’re sitting on a whole lot of equity—and maybe wondering if now’s the right time to make a move.
You’re not alone. Baby boomers (born between 1946 and 1964) hold nearly half of all U.S. housing wealth—an estimated $18 to $19 trillion, according to Realtor.com. That’s a whole lot of possibility waiting to be unlocked.
Whether you’re newly retired, the kids have flown the nest, or you’re just tired of mowing the lawn every weekend, downsizing can open the door to a simpler lifestyle and financial freedom. But it’s a big decision—and with big decisions come big questions:
Where will you go next?
How do you make the most of your investment?
What needs to happen before you put a “For Sale” sign in the yard?
This guide is here to help you navigate it all—step-by-step, with confidence, clarity, and a plan that honors everything you’ve built.
Step 1: Know Your Equity (AKA Your Hidden Superpower)
You probably already have a sense that your home’s value has gone up, but do you know how much? It’s time to find out!
Your equity is the difference between your home’s current market value and what you still owe on your mortgage. Ask your agent for a home valuation, or take a peek at recent sales in your neighborhood. Then subtract your remaining mortgage balance.
Chances are, you’re looking at a number that can help fund your next chapter. That’s the power of long-term homeownership—and now it’s working for you.
Step 2: Chat with a Financial or Tax Pro
Here’s the perk of being a longtime homeowner: if you’ve lived in your house for at least two of the last five years, you can usually exclude up to $500,000 (married) or $250,000 (single) of capital gains when you sell.
Still, it’s wise to check in with a tax or financial advisor before you make your move. They can help you:
Minimize taxes
Strategically reinvest your profits
Plan your next step with peace of mind
This quick step can save you a ton of time—and stress—later on.
Step 3: Give Yourself Space for the Emotions
Let’s be real: this isn’t just any house. It’s where you made memories, hosted holidays, raised kids, maybe even grandkids. Letting go is a big deal.
Take your time. Reminisce. Laugh, cry, and feel all the feelings.
Then shift your gaze forward: less upkeep, more travel, smaller to-do lists, and a home that fits who you are now.
✨ Getting Ready to Sell: The Fun (and Profitable) Part
Once you’ve made the decision to sell, it’s time to get your home market-ready. And trust me—you don’t need to spend a fortune to make a big impact.
Step 4: Clear It Out & Lighten the Load
Start by decluttering room by room. If you’re not bringing it to your next home, it’s time to donate, sell, or toss it.
And no, the “shove-it-in-the-closet” trick doesn’t work—buyers will open those doors.
Decluttering helps your home shine in photos and makes packing way easier later.
Step 5: Clean and Tweak (Not Renovate)
You don’t need a full-blown remodel, but a sparkling clean home with a few modern touches goes a long way. Focus on:
Deep-cleaning kitchens and bathrooms
Freshening up grout and caulk
Washing windows and baseboards
Swapping outdated light fixtures or cabinet pulls
Adding a coat of neutral paint
Refreshing flooring (a polish or area rug may be all you need)
These simple upgrades add major polish and appeal.
Step 6: Stage It to Shine
Staging helps buyers imagine their life in your home—not yours. That means neutral furniture, good lighting, and minimal personal items.
Highlight the living room, kitchen, and primary bedroom. Let the space breathe.
Don’t want to do a full staging? Even a consult with a pro can be a game-changer.
Step 7: Make a Killer First Impression Online
In 2025, your online photos are your first (and maybe only) showing. So make them count.
Before the photographer arrives:
Open all blinds and curtains
Hide cords, trash bins, and towels
Clear off counters and tabletops
Remove small rugs that hide floors
Ask your agent to hire a professional photographer (non-negotiable). Your home deserves to look its best!
Step 8: Map Out Your Next Move
Where are you headed after the sale? A cozy condo near the lake? A townhouse close to family? Maybe a rental while you take your time deciding?
It’s a good idea to plan this out before listing, so you’re not scrambling once the offers roll in.
💡 Final Thought
Selling a longtime home is more than just a transaction—it’s a fresh start, a new season, and a celebration of everything you’ve built.
You’ve earned this. You’ve got options. And with the right plan, this move can bring more ease, freedom, and financial peace than ever before.
Ready to explore your next chapter? Let’s talk about what’s possible.